Renovated Two-Tenant Office
For Sale
$569,000
104 S CLYDE AVENUE, Kissimmee, FL 34741
Flexible professional layout supports shared reception and separate operations for two businesses.
Property Size1,887 SF
Price / SF$301.54
Days on Market206
Property Features for 104 S CLYDE AVENUE
General Information
Standard status
Active
Size
1,887 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,145
Amenities
Central air
Corner Lot
Pool
Public Pool
Accessible Entrance
Central Air Cooling
Central Heating
Laminate Flooring
Paved
Shingle Roof
Building Details
Year Built
1952
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
GEA GOMEZ · License #3247541
Source:
Corcoran
Added: Jan 29
Changed: Aug 21
Last Checked: Aug 22 at 7:05AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LPT REALTY, LLC
Investment Insights
Based on property information with market context.
This 1,887-square-foot office building offers a flexible configuration for an owner-user, two separate businesses, or a single occupant. The property was built in 1952 and updated within the last three years with waterproof laminate flooring, renovated bathrooms, and a refreshed kitchen and break room. A common reception and waiting area includes a handicap-accessible restroom, while each side has its own entrance, conference room, handicap-accessible restroom, and multiple private offices. The building contains three handicap-accessible restrooms in total.
Positioned on a visible corner lot at 104 S Clyde Avenue in downtown Kissimmee, the property is two blocks from the Osceola County Courthouse and near government offices, restaurants, the SunRail station, and major roadways. Concrete block construction, a private rear parking lot with 10 spaces, and a detached storage building add practical utility. The approximately 10' x 9' storage building includes electricity and attic storage.
Positioned on a visible corner lot at 104 S Clyde Avenue in downtown Kissimmee, the property is two blocks from the Osceola County Courthouse and near government offices, restaurants, the SunRail station, and major roadways. Concrete block construction, a private rear parking lot with 10 spaces, and a detached storage building add practical utility. The approximately 10' x 9' storage building includes electricity and attic storage.
Key Highlights
- 1,887 SF office building with two separately accessible sides
- Updated within the last three years with renovated bathrooms and new laminate flooring
- Each side includes a conference room, handicap‑accessible restroom, private entrance, and multiple offices
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,182
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.07%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,640
$463.6K
Cap Rate 7%
$331,171
$331.2K
Cap Rate 9%
$257,578
$257.6K
Market Conditions
NOI Build-Up for 1,887 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$39.6K $21.00/SF
− Vacancy
−$8.7K −$4.62/SF
EGI
$30.9K $16.38/SF
− OpEx
−$7.7K −$4.10/SF
NOI
$23.2K $12.29/SF
Area
Polk County, FL
Vacancy
22.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,640
Cap Rate 7%
$331,171
Cap Rate 9%
$257,578
Alternative Uses
Best Use
Office B
$331.2K
$289.8K – $386.4K
NOI $23,182 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.5K
$396.8K – $529.0K
NOI $31,742 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,292
Businesses Nearby
Explore this area
Business Placement
Demographics for 34741, FL
56,454
Population
22,043
Households
2.6
Avg Household Size
35
Median Age
28%
College-Educated
87%
High-School Grad
15.0 sq mi
ZIP Area
3,764
Density / Sq Mi
$50,278
Median Household Income
$30,415
Median Earnings
$1,591
Median Rent
$270,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible professional layout supports shared reception and separate operations for two businesses.
Where is this office building located?
The property is located at 104 S CLYDE AVENUE Kissimmee, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 1,887 SF office building with two separately accessible sides; Updated within the last three years with renovated bathrooms and new laminate flooring; Each side includes a conference room, handicap‑accessible restroom, private entrance, and multiple offices
